One-Bedroom Residential
New
For Sale
$235,000
13080 Oak Hills Drive, Seal Beach, CA 90740
Seal Beach, CA
Property Size600 SF
Price / SF$391.67
Days on Market6
Property Features for 13080 Oak Hills Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Kitchen, Laundry Room, Bedroom 1
Parking
1
Parking features
Carport, Assigned
Spa
1
Window features
Skylight(s)
Patio and Porch features
Porch
Interior features
Built-in Features, Ceiling Fan(s)
Exterior features
Rain Gutters
Appliances
Disposal, Refrigerator, Electric Oven, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Close to Clubhouse
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Immediate right after entering main gate, follow all the way around unitl you get to Oak Hills, make right 2nd building on the right. Park right out front.
Standard status
Active
Size
600 SF
Taxes and HOA fees
HOA Fee
$596 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Radiant, Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
carpeted patio
solar tube
skylight
ceiling fans
Building Details
Year built
1960
Floors in Building
1
Number of units
1
Flooring type
Laminate, Carpet
Building materials
Concrete, Drywall Walls
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Carol Gasper · License #01276484
(562) 716-1547
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 30 at 5:06AM
MLS# PW26186044
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 600-square-foot, one-bedroom, one-bath residential unit was built in 1960 and features a contemporary design. Interior finishes include laminate flooring and carpet, while the kitchen is equipped with an electric oven, electric cooktop, refrigerator, and disposal. Ceiling fans, radiant and heat-pump heating, heat-pump cooling, and a bathroom solar tube add practical functionality and natural light. The bathroom includes a cut-down shower, and the floor plan includes a laundry room.
The residence offers a drive-up location near the community’s North Gate, supporting convenient access in and out. Exterior features include a carpeted patio, porch, rain gutters, composition roofing, and a spa. Assigned carport parking is included. Public water and public sewer serve the property, with cable available.
The residence offers a drive-up location near the community’s North Gate, supporting convenient access in and out. Exterior features include a carpeted patio, porch, rain gutters, composition roofing, and a spa. Assigned carport parking is included. Public water and public sewer serve the property, with cable available.
Key Highlights
- 600‑square‑foot one‑bedroom, one‑bath residential unit
- Built in 1960 with contemporary architectural styling
- Kitchen includes electric oven, electric cooktop, refrigerator, and disposal
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,452
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.87%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$229,040
$229.0K
Cap Rate 7%
$163,600
$163.6K
Cap Rate 9%
$127,244
$127.2K
Market Conditions
NOI Build-Up for 600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$21.6K $36.00/SF
− Vacancy
−$778 −$1.30/SF
EGI
$20.8K $34.70/SF
− OpEx
−$9.4K −$15.62/SF
NOI
$11.5K $19.09/SF
Area
Orange County, CA
Vacancy
3.60%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$229,040
Cap Rate 7%
$163,600
Cap Rate 9%
$127,244
Alternative Uses
Best Use
Apartment 5plus
$163.6K
$143.2K – $190.9K
NOI $11,452 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.5K
$176.3K – $235.1K
NOI $14,107 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 90740, CA
24,769
Population
14,208
Households
1.7
Avg Household Size
61
Median Age
51%
College-Educated
95%
High-School Grad
11.1 sq mi
ZIP Area
2,231
Density / Sq Mi
$82,427
Median Household Income
$70,686
Median Earnings
$2,421
Median Rent
$488,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Compact residence with assigned carport parking, patio space, and a bright kitchen with skylight.
Where is this residential income property located?
The property is located at 13080 Oak Hills Drive Seal Beach, CA.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: 600‑square‑foot one‑bedroom, one‑bath residential unit; Built in 1960 with contemporary architectural styling; Kitchen includes electric oven, electric cooktop, refrigerator, and disposal
